Hylands & Harrow Lodge · Havering · Romford constituency · 51.56358, 0.18833

RM12 4BZ— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM12 4BZ, Hylands & Harrow Lodge, Havering

The family fortress

 

Schools 100%Safety 66/100Transport 20/100Low yield 3.30%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
66
Schools
100
Transport
20
Environment
88
Investment
47

The bottom line

RM12 4BZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £472,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.1% vs London avg
vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for RM12 4BZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harrow Lodge Primary School

Outstanding · Inspected Jun 2022 · 4 min walk

KS2: 105.0

—

Secondary

Hornchurch High School

Not yet inspected · 13 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 126 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5325.0%

+94% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime12%
Drug offences6%
Burglary5%
Theft4%
Robbery4%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 3.4km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£472,500

Median sale price

9% below London median

£472,500 is 9% below the London median (£520,000)

+24.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+11.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£476,250
Avg terraced£385,000
Price per m²£5,720/m²
Price per ft²£531/ft²
Avg floor area81.7 m²

EPC breakdown

B
2%
C
7%
D
25%
E
10%

Based on 44 properties · Confidence: high

Street mix

Semi 48%Terraced 34%Detached 5%Flat 14%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Stamp duty

Standard buyer£11,125
First-time buyerFTB
£2,375
Additional propertyBTL/2nd
£25,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.2×

Price-to-income

£2,364/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£204,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+843%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.7%

per year

Acceleration

+15.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 65 sales

Property Type Mix

Total: 65 sales

Detached4.6%
Semi-detached47.7%
Terraced33.8%
Flat/maisonette13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£128k+114.3%2.7
Post-dot-com plateau2001–2004£130k£132k+1.7%2.8
Pre-crash peak2006–2006£225k£225k+0%1
GFC & correction2008–2012£160k£170k+6.3%2
Help-to-Buy recovery2013–2015£169k£407k+140.8%1.7
Brexit uncertainty2017–2019£335k£230k-31.3%2
Pandemic surge2021–2021£425k£425k+0%7
Rate-rise correction2023–2023£414k£414k+0%2
Current market2024–2026£440k£561k+27.6%2.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.4%
District
7.4%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford Rail StationLiberty line
15.6 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
16 min walk
RomfordNational Rail
16 min walk
Elm Park Underground StationDistrict
21 min walk
Emerson Park Rail StationLiberty
28 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
30 min walk
No bus stops within 400m

30

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★55 min
City61 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Queens Hospital Surface· yes
614m
🅿️
Rom Valley Retail Park· no
644m
🅿️
Queens Hospital Multi-storey· yes
682m
🅿️
Queens Hospital Surface· yes
696m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.9 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.1 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield865.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

13 min walk

71%

Recommend GP

71%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 856 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketALDI · 626 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

883m

Post office

Nearby cafes

Roneo Cafe199 m
Sam's Cafe755 m
Mazing923 m
Cafe Shot949 m

Nearby restaurants

Essex Chef177 m
Oriental Chef201 m
Indo Grill212 m
Burger King407 m

Nearby pubs

The Crown221 m
The Wheatsheaf909 m
The Durham Arms996 m

Nearby pharmacies

Tesco Pharmacy360 m
Maylands Pharmacy1.2 km

Nearby health

Queens Hospital764 m
Maylands Healthcare1.2 km
Food hygiene (5-star)56% of 27

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.5

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,780m
Crossrail 2 route17,387m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,096 nationally

1,861

Est. population

5,342/km²

59%

Employed

32%

Degree educated

£38,600

Median income

6.0%

Claimant rate

SuburbanMedium densityMixed

53

Community stability

Age profile

25%
22%
19%
18%
15%
Under 1825%
18–3422%
35–4920%
50–6418%
65+16%

Tenure

33%
34%
16%
15%
Own outright33%
Own (mortgage)34%
Private rent16%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

56%
14%
White British56%
White Other12%
Asian14%
Black11%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household27%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent16%
Social rent15%

vs. London

Income vs London-8.1%
Price vs London-9.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
10
Local approval rate
0%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
126 homes · FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, UPPER RAINHAM ROAD, RM12
Pipeline pressure
NONE

Named schemes (500m)

Neopost House, Neopost House, South Street, Romford, RM1 2AR115 homes
completed
Ymca, Rush Green Road, RM7 0PH39 homes
completed
353-357, 353-357, South Street, 2 Clydesdale Road, Romford, RM1 2AP32 homes
completed
CONSTRUCTION HOUSE, CONSTRUCTION HOUSE, GRENFELL AVENUE, RM12 4DQ22 homes
completed
JUNCTION OF, JUNCTION OF, HORNCHURCH ROAD, & PARK LANE, RM11 1EH18 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
15.6%
Ward turnout
38%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

James Thomas GlassHornchurch Residents Association
John WoodHornchurch Residents Association
Christine SmithConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£472,500)

£11,125

Standard buyer

£2,375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM12 4BZ

Full postcodeRM12 4BZ
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.563581
Longitude0.188326
Parliamentary constituencyRomford
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey